Brand-New Office
For Sale
Contact for pricing
2181 NEW HOLT RD, Paducah, KY 42001
New construction office building with two finished suites, supporting owner-occupancy and supplemental rental income options.
Property Size11,465 SF
Lot Size1.46 Acres
Price / SF$279.11
Days on Market80
Property Features for 2181 NEW HOLT RD
General Information
Standard status
Active
Size
11,465 SF
Lot size
1.46 Acres
Property subtype
Office
Zoning
Commercial
Additional Details
Highway Access
Yes
Building Details
Year Built
2026
Buildings
1
Units
2
Listing Agency:
Arnold Realty Group
(270) 558-1338
Listed By:
Dawn Arnold · License #KY 218391
Source:
Crexi
Added: Jun 3
Changed: Aug 8
Last Checked: Jun 6 at 5:27AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Arnold Realty Group
Investment Insights
Based on property information with market context.
This brand-new professional office building is offered for sale as a ready-to-occupy investment with two fully finished office suites. The suites total approximately 6,765 +/- SF and 4,700 +/- SF, giving an owner-user the ability to occupy one suite while leasing the other. The property is described as being fully finished and positioned to serve a range of professional office and medical office needs.
Located just off New Holt Rd, the building provides convenient ingress and egress through its placement along a commercial corridor. The site is accessed between I-24 Exit 4 and Exit 7, and it offers excellent visibility as described in the remarks. The surrounding area includes a mix of established businesses, retailers, medical, and professional users.
Zoned commercial in McCracken County, the property is suited for investors seeking an income component, as well as medical or professional operators looking for a modern, purpose-built office environment. Additional development land is also indicated as being for sale with multiple points of access, which may support future site planning depending on an operator’s long-term objectives.
Located just off New Holt Rd, the building provides convenient ingress and egress through its placement along a commercial corridor. The site is accessed between I-24 Exit 4 and Exit 7, and it offers excellent visibility as described in the remarks. The surrounding area includes a mix of established businesses, retailers, medical, and professional users.
Zoned commercial in McCracken County, the property is suited for investors seeking an income component, as well as medical or professional operators looking for a modern, purpose-built office environment. Additional development land is also indicated as being for sale with multiple points of access, which may support future site planning depending on an operator’s long-term objectives.
Key Highlights
- New construction 11,000 SF professional office building (2026) on 1.46 acres in McCracken Co.
- Two fully finished office suites totaling about 6,765 +/- SF and 4,700 +/- SF for owner‑occupancy plus rental income.
- Located just off New Holt Rd with access between I‑24 Exits 4 and 7 and easy ingress/egress.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$109,634
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.43%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,192,680
$2.2M
Cap Rate 7%
$1,566,200
$1.6M
Cap Rate 9%
$1,218,156
$1.2M
Market Conditions
NOI Build-Up for 11,465 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$172.0K $15.00/SF
− Vacancy
−$25.8K −$2.25/SF
EGI
$146.2K $12.75/SF
− OpEx
−$36.5K −$3.19/SF
NOI
$109.6K $9.56/SF
Area
McCracken County, KY
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,192,680
Cap Rate 7%
$1,566,200
Cap Rate 9%
$1,218,156
Alternative Uses
Best Use
Office B
$1.57M
$1.37M – $1.83M
NOI $109,634 @ 7.0% cap · market cap 3.43%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$2.39M
$2.09M – $2.79M
NOI $167,217 @ 7.0% cap · market cap 5.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
160
Businesses Nearby
Explore this area
Business Placement
Demographics for 42001, KY
31,579
Population
14,815
Households
2.1
Avg Household Size
41
Median Age
36%
College-Educated
94%
High-School Grad
74.2 sq mi
ZIP Area
426
Density / Sq Mi
$68,868
Median Household Income
$42,334
Median Earnings
$916
Median Rent
$210,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - New construction office building with two finished suites, supporting owner-occupancy and supplemental rental income options.
Where is this office building located?
The property is located at 2181 NEW HOLT RD Paducah, KY.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: New construction 11,000 SF professional office building (2026) on 1.46 acres in McCracken Co.; Two fully finished office suites totaling about 6,765 +/- SF and 4,700 +/- SF for owner‑occupancy plus rental income.; Located just off New Holt Rd with access between I‑24 Exits 4 and 7 and easy ingress/egress.
